Authored by the expert who managed and guided the team behind the Japan Property Pack
Everything you need to know before buying real estate is included in our Japan Property Pack
Japan is a country where residential land prices can swing from "surprisingly affordable" in rural areas to "global-city expensive" in central Tokyo, often leaving foreign buyers unsure about what to expect.
In this guide, we break down exactly how much residential land costs across Japan in 2026, which areas are cheapest and most expensive, and what extra costs you should budget for beyond the land price itself.
We constantly update this blog post with the latest data from official Japanese sources, so you always have accurate information at your fingertips.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Japan.
How much does residential land usually cost in Japan?
What is the average residential land price per sqm in Japan in 2026?
As of early 2026, the estimated average residential land price across Japan is around 120,000 yen per square meter (approximately $800 USD or 740 EUR), though this national average masks huge regional differences between Tokyo and rural prefectures.
The realistic low-to-high price range that covers most residential land transactions in Japan spans from about 60,000 yen per square meter ($400 USD, 370 EUR) in suburban and regional areas to 200,000 yen per square meter ($1,330 USD, 1,230 EUR) in accessible metropolitan neighborhoods.
The single factor that most significantly causes residential land prices per square meter to vary within Japan is proximity to a train station, since Japanese urban development is heavily structured around rail networks and walkable station neighborhoods command substantial premiums over car-dependent locations.
Compared to neighboring regions, Japan's average residential land price sits below Hong Kong and Singapore but above most of Southeast Asia, and within Japan, even Osaka's residential land averages around 280,000 yen per square meter while Tokyo's 23 wards average over 770,000 yen per square meter, more than six times the national average.
By the way, we have much more granular data about property prices in our property pack about Japan.
What is the cheapest price range for residential land in Japan in 2026?
As of early 2026, the estimated cheapest residential land in Japan can be found in the range of 5,000 to 30,000 yen per square meter ($35 to $200 USD, 30 to 185 EUR), typically in rural prefectures with population decline or in far-from-station suburban areas.
On the other end, buyers should expect premium residential land in prime Tokyo neighborhoods like Minato-ku, Shibuya-ku, and Chuo-ku to reach 1,000,000 to 5,900,000 yen per square meter ($6,700 to $39,300 USD, 6,150 to 36,300 EUR), with Akasaka in Minato-ku holding the highest residential benchmark in Japan.
The key trade-offs with purchasing land at the cheapest price range in Japan typically include longer commute times (often over an hour to major employment centers), limited public services, and potential difficulty reselling later due to ongoing population decline in these areas.
Buyers are most likely to find these cheapest residential land options in Japan in outer areas of prefectures like Tochigi, Ibaraki, and Gunma north of Tokyo, or in parts of Tohoku, Shikoku, and Chugoku regions where local economies depend on aging industries.
How much budget do I need to buy a buildable plot in Japan in 2026?
As of early 2026, the estimated minimum budget needed to purchase a standard buildable residential plot in Japan is around 6,000,000 yen ($40,000 USD, 37,000 EUR) in affordable regional areas, though truly usable plots in accessible locations typically start closer to 12,000,000 yen ($80,000 USD, 74,000 EUR).
This minimum budget would typically cover a plot of about 150 to 200 square meters in a regional city or suburban area, which is considered a reasonable size for a single-family home in Japan outside of major metropolitan centers.
A realistic mid-range budget for a well-located buildable plot in Japan, meaning within reasonable commuting distance of a major city and near a train station, would be 20,000,000 to 40,000,000 yen ($133,000 to $267,000 USD, 123,000 to 246,000 EUR) for a 100 to 150 square meter lot.
You can also check here what kind of properties you could get with similar budgets in Japan.
Are residential land prices rising or falling in Japan in 2026?
As of early 2026, residential land prices in Japan are rising, with the year-over-year increase reaching approximately 2.1% nationally for residential land in the most recent MLIT survey, marking the fourth consecutive year of growth and the fastest pace since 1991.
Over the past five years, residential land prices in Japan have shown a clear upward trend after decades of stagnation or decline following the 1990s bubble collapse, with major metropolitan areas like Tokyo and Osaka experiencing particularly strong growth while some rural areas have stabilized or continued slow decline.
The single economic factor most responsible for the current price trend in Japan is the persistently low interest rate environment maintained by the Bank of Japan, which has kept mortgage costs affordable and supported strong residential demand even as the central bank began cautious policy normalization in 2024 and 2025.
Want to know more? You'll find our latest property market analysis about Japan here.
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How are residential land prices measured and compared in Japan?
Are residential lands priced per sqm, acre, or hectare in Japan?
The most commonly used unit of measurement for pricing residential land in Japan is the square meter (sqm) in official statistics and formal transactions, while real estate agents and everyday conversation often use the traditional "tsubo" unit.
Buyers should know that 1 tsubo equals approximately 3.306 square meters (or about 35.58 square feet), so when an agent quotes a price per tsubo, you can multiply by about 0.3 to get the approximate price per square meter.
For foreign buyers accustomed to acres or square feet, it helps to remember that 1 acre equals about 4,047 square meters, which would be an unusually large residential plot in urban Japan where most homes sit on lots of 60 to 200 square meters.
What land size is considered normal for a house in Japan?
The estimated typical plot size for a standard single-family home in Japan ranges from about 100 to 150 square meters in urban and suburban areas, though this varies significantly by location.
The realistic range of plot sizes that covers most residential properties in Japan spans from about 60 to 80 square meters for compact urban plots in Tokyo's 23 wards, up to 200 to 400 square meters in regional cities and rural areas where land is more abundant.
Minimum plot size requirements set by local building regulations in Japan typically range from 60 to 100 square meters depending on the zoning district, with some areas requiring larger minimums to maintain neighborhood character and adequate building setbacks.
How do urban and rural residential land prices differ in Japan in 2026?
As of early 2026, the price difference between urban and rural residential land in Japan is dramatic: Tokyo's 23 wards average around 770,000 yen per square meter ($5,130 USD, 4,740 EUR) while rural prefectures can drop below 30,000 yen per square meter ($200 USD, 185 EUR), representing a gap of 25 times or more.
Buyers typically pay a premium of 30% to 100% or more for fully serviced land (with water, sewer, gas connections, and proper road frontage) compared to unserviced or "problem" plots in Japan that may require expensive civil works before construction can begin.
The single infrastructure factor that most significantly drives the price gap between urban and rural land in Japan is public transportation access, specifically the walking distance to a train or metro station, since rail connectivity determines commute viability and dramatically affects demand.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What location factors affect residential land prices in Japan?
Which areas have the most expensive residential land in Japan in 2026?
As of early 2026, the most expensive areas for residential land in Japan are in central Tokyo: Minato-ku (Akasaka, Azabu, Hiroo) at 2,000,000 to 5,900,000 yen per square meter ($13,300 to $39,300 USD, 12,300 to 36,300 EUR), followed by Shibuya-ku and Chuo-ku with premium residential sites exceeding 1,500,000 yen per square meter.
The single characteristic these expensive areas share is their combination of excellent rail access, established prestige reputation, and proximity to international schools and embassies, which creates sustained demand from both wealthy Japanese families and foreign executives on housing allowances.
The type of buyer who typically purchases residential land in these premium areas of Japan includes senior executives of major corporations, successful entrepreneurs, wealthy inheritors, and foreign investors seeking trophy assets in globally recognized neighborhoods.
Prices in these top Tokyo areas are still rising as of early 2026, with wards like Chuo-ku (+13.9%), Minato-ku (+12.7%), and Meguro-ku (+12.5%) recording double-digit year-over-year increases in the most recent official land price survey.
Which areas offer the cheapest residential land in Japan in 2026?
As of early 2026, the cheapest areas for residential land in Japan include outer wards of Tokyo like Adachi-ku and Edogawa-ku at around 300,000 to 450,000 yen per square meter ($2,000 to $3,000 USD, 1,850 to 2,770 EUR), while truly budget areas in Tohoku or Shikoku can drop to 10,000 to 50,000 yen per square meter ($67 to $333 USD, 62 to 307 EUR).
The common drawback these affordable areas typically share is distance from major employment centers, often requiring 60 to 90 minute commutes, along with declining local populations that can affect future resale value and access to services.
Some of these cheaper areas, particularly Tokyo's eastern wards like Adachi-ku and Katsushika-ku, are showing signs of future price appreciation as younger buyers priced out of central Tokyo seek more affordable options with improving local amenities and relatively quick train access.
Are future infrastructure projects affecting land prices in Japan in 2026?
As of early 2026, announced infrastructure projects are significantly affecting residential land prices in Japan, with areas near major redevelopment zones seeing price increases of 10% to 30% or more compared to surrounding neighborhoods without planned improvements.
The top infrastructure projects currently influencing land prices in Japan include the Takanawa Gateway City development in Tokyo (opening facilities through 2025-2026), ongoing Shibuya station area redevelopment, Osaka's Umeda 2nd Project, and semiconductor factory investments in Kumamoto and Hokkaido that are driving local housing demand.
Buyers have typically observed price increases of 15% to 35% in areas near newly announced infrastructure in Japan, with resort areas like Hakuba and Furano seeing even larger jumps (exceeding 30% year-over-year) due to combined tourism recovery and infrastructure investment.
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How do people actually negotiate and judge prices in Japan?
Do buyers usually negotiate residential land prices in Japan?
The estimated typical discount percentage buyers can realistically negotiate off the asking price for residential land in Japan ranges from 3% to 10%, with 5% being common for properties that have been listed for some time or have minor issues.
Sellers in Japan are most willing to negotiate on price when the plot has been on the market for several months, when there are minor issues like irregular shape or older retaining walls, when the seller is an individual rather than a developer, or when the buyer can close quickly without financing contingencies.
To better negotiate, you need to understand how things are being done in this place. That's why we have built our our pack covering the property buying process in Japan.
Do foreigners usually pay higher land prices in Japan?
The estimated percentage premium that foreigners typically pay compared to locals for residential land in Japan is not built into prices officially, but in practice foreigners may overpay by 5% to 15% if they rely solely on English-language channels and cannot compare local market data.
The main reason foreigners often end up paying more for land in Japan is limited access to Japanese-language listings, difficulty reading official benchmark prices and transaction records, and reliance on agents who specialize in foreign clients and may show only a curated selection of properties.
Using a local representative or trusted bilingual agent does help foreigners get fairer prices in Japan, particularly if that person can access the same official data tools (MLIT transaction info, rosenka maps, benchmark prices) that Japanese buyers use to evaluate offers.
Now, you might want to read our updated list of common traps foreigners fall into when purchasing real estate in Japan.
Are private sellers cheaper than developers in Japan?
The estimated price difference between buying residential land from private sellers versus developers in Japan is typically 10% to 25% cheaper from private sellers, though this comes with important trade-offs in terms of preparation and risk.
The advantage developers typically offer that justifies their higher prices in Japan includes properly surveyed and demarcated boundaries, completed utility connections (water, sewer, gas), certified retaining walls where needed, and clear legal documentation, all of which reduce buyer risk and post-purchase costs.
The risk buyers face more often when purchasing from private sellers in Japan includes ambiguous boundary lines that require expensive surveys to resolve, aging or uncertified retaining walls that may need reconstruction, and utility connection issues that can add hundreds of thousands of yen to the true cost.
How transparent are residential land transactions in Japan?
The estimated level of transparency for residential land transactions in Japan is high by global standards, thanks to government-published benchmark prices, searchable transaction records, and standardized tax valuations that buyers can access freely.
Official land registries and transaction records are publicly accessible in Japan through the Legal Affairs Bureau (for registry) and MLIT's transaction price information system, though some information requires knowing how to navigate Japanese-language systems.
The most common transparency issue buyers should be aware of in Japan is the practice of "two-price" scenarios where the official contract price may differ from actual money exchanged, particularly in older private transactions, which can create complications for future resale or tax calculations.
The due diligence step most essential for verifying accurate pricing and ownership in Japan is obtaining a current registry extract (touki jiko shomeisho) from the Legal Affairs Bureau and cross-checking the plot against MLIT transaction data and NTA rosenka values for comparable nearby properties.
We cover everything there is to know about the land buying process in Japan here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Japan. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What extra costs should I budget beyond land price in Japan?
What taxes apply when buying residential land in Japan in 2026?
As of early 2026, the estimated total tax percentage buyers should expect to pay when purchasing residential land in Japan ranges from about 4% to 7% of the purchase price, depending on the property value and applicable reductions.
The specific individual taxes that make up this total include: registration and license tax (1.5% for land through March 2026, then 2.0%), real estate acquisition tax (3% for residential land with possible reductions), and stamp duty (scaled by contract value, typically 10,000 to 60,000 yen for most residential transactions).
Yes, there are recurring annual property taxes in Japan after purchase: fixed asset tax (kotei shisan zei) at 1.4% of assessed value, plus city planning tax of up to 0.3% in urban planning zones, for a combined rate of about 1.7%, though residential land often qualifies for reductions of up to one-sixth on the land portion.
Tax exemptions and reductions do exist in Japan for certain buyer categories, including reduced rates for residential properties meeting specific criteria, and recently extended incentives for new home construction and energy-efficient buildings valid through March 2027.
Our our pack about real estate in Japan will surely help you minimize these costs.
What are typical notary or legal fees for land purchases in Japan?
The estimated typical legal fee range for a standard residential land purchase in Japan is 80,000 to 200,000 yen ($530 to $1,330 USD, 490 to 1,230 EUR) for judicial scrivener (shiho-shoshi) professional services, though complex transactions can cost more.
The estimated land registration cost buyers should budget in Japan includes the registration and license tax (calculated as a percentage of assessed value, typically 1.5% for land) plus the judicial scrivener's fee for handling the registration paperwork.
Legal fees in Japan are not set by a fixed national rate but are instead calculated based on transaction complexity and property value, and scriveners are required to clearly disclose and agree their fees with clients before proceeding.
How much does land maintenance cost before construction in Japan?
The estimated typical annual maintenance cost for an undeveloped residential plot in Japan ranges from 50,000 to 200,000 yen ($330 to $1,330 USD, 310 to 1,230 EUR), though plots in heavy snow regions or with significant vegetation can cost more.
Specific maintenance tasks usually required before construction begins in Japan include vegetation clearing and ongoing weed control, temporary fencing or signage, drainage management to prevent water issues affecting neighbors, and in snow regions, regular snow removal during winter months.
Yes, owners can face penalties in Japan for neglecting land maintenance, as many municipalities have ordinances requiring owners to manage vacant land to prevent fire hazards, pest problems, or neighborhood nuisance, with potential administrative orders or fines for non-compliance.
Do permits and studies significantly increase total land cost in Japan?
The estimated total cost of permits and required studies for a standard residential plot in Japan ranges from 300,000 to 1,000,000 yen ($2,000 to $6,700 USD, 1,850 to 6,150 EUR), with significant variation based on site conditions and municipality requirements.
These permit and study costs typically represent 2% to 5% of the land purchase price in Japan, though for "problem" plots requiring boundary surveys, soil studies, or retaining wall work, this percentage can climb much higher.
The specific permits and studies mandatory before construction begins in Japan include a building permit (kenchiku kakunin), boundary survey if markers are unclear, geotechnical soil study for foundation design, and in some areas, environmental or drainage assessments.
The permit and study process typically takes 1 to 3 months in Japan for straightforward sites, though complex cases involving boundary disputes, slope stability concerns, or special zoning can extend this to 6 months or longer.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Japan, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| MLIT Land Price Publication (2025) | Japan's official nationwide benchmark land price survey. | We use it as the backbone for official reference prices. We cross-check our price ranges against its published levels at representative sites across Japan. |
| MLIT Land Price Summary PDF | Official government press summary of nationwide trends. | We use it to describe whether prices are rising or falling. We anchor our early-2026 trend calls to its regional percentage changes. |
| MLIT Transaction Price Information | Government program collecting actual deal data. | We use it to verify asking prices against what deals actually close at. We also use it for negotiation and transparency guidance. |
| Tokyo Metropolitan Government Land Prices | Official Tokyo prefecture breakdown by ward and use. | We use it for concrete Tokyo-specific examples. We name real wards where land is expensive or more affordable. |
| NTA Rosenka Map | Official searchable database for tax-based land values. | We use it as a practical tool for checking street-level values. We explain how readers can verify per-sqm valuations themselves. |
| NTA Rosenka 2025 Release | National Tax Agency's standardized valuation reference. | We use it as a second valuation lens to triangulate prices. We explain why tax values often differ from market prices. |
| Statistics Bureau of Japan Yearbook | Official national statistics on housing and demographics. | We use it to ground typical lot sizes and housing context. We keep our story consistent with official demographic realities. |
| Tokyo Bureau of Taxation (English) | Official government guide for taxes in plain English. | We use it to frame what taxes exist and where to verify them. We keep terminology aligned with actual Japanese tax administration. |
| Bank of Japan | Central bank controlling monetary policy and rates. | We use it to describe the early-2026 rate environment. We explain why demand stayed resilient even as rates normalized. |
| Japan Federation of Shiho-shoshi | National professional body for judicial scriveners. | We use it to explain how legal fees are set. We guide readers on requesting quotes and comparing providers. |
We made this infographic to show you how property prices in Japan compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
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